Annual Tax on Enveloped Dwellings: action required!

The Annual Tax on Enveloped Dwellings (ATED) regime came into force on 1 April 2013 in respect of UK residential properties owned by companies or by corporate partnerships that were worth over £2 million. It was then extended to properties worth over £1 million from 2015 and to properties worth more than £500,000 from 2016.  We have a full briefing on ATED here.

The ATED return for the year to 31 March 2022 and any tax due for the year must both be dealt with by 30 April 2021. The amount of the tax charge depends on the value of the property and now ranges from £3,700 up to a maximum of £237,400 across six bands of value determined by reference to a property’s value on 1 April 2017 or its actual cost if acquired after that date.

There are a number of exemptions from the charge covering property rental businesses, developers, and dealers which must be claimed via an annual “nil return”.  Failure to submit such a claim in good time will unfortunately expose the company to penalties.

HMRC introduced a new online ATED filing service with effect from 1 April 2017 which became compulsory in April 2018 for the filing of 2018/19 and later returns. This involves a registration process, which we can assist with, and does allow for the appointment of an agent to file on behalf of a company.

Looking ahead, a revaluation exercise will also be required in due course when the ATED charges will be rebased to 1 April 2022 values.

Property values were particularly volatile post-Brexit and some valuers advised that there were instances where values actually fell when the April 2017 revaluation exercise was undertaken. It remains to be seen what effect the coronavirus pandemic will eventually have on property values, but similar considerations may apply when the 2022 valuation exercise is undertaken.

For assistance and guidance on ATED returns or planning, please get in touch with your usual BKL contact or use our enquiry form.



Sam Inkersole

In 2022, Sam won the Taxation’s Rising Star award at the Taxation Awards in and was named in the Accountancy Age 35 Under 35.

Jon Wedge

While Jon’s client work focuses on the financial services sector, he also oversees the firm’s assurance service, as well as supporting the trainees following in his footsteps.


Elana joined us in 2017 as an ACA trainee, after graduating from Durham University where she had studied languages. She is now a manager in our assurance team.


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